— Milwood Sales Stats

The brakes were sure turned on in our Milwood neighborhood (78727 zip code) in November with lots of yellow categories:  15 homes for sale (+72% of our YTD avg); only 5 pending sales (-35% of our YTD avg); only 3 home sales (-60% of our YTD avg); inventory jumped to 5.0 months (our highest this year and 333% over our YTD avg); and our Activity ratio dropped to 25%.  As we’ve reported on our blog recently, the home sales market–both locally and nationally–has been shifting from the strong seller’s market we’ve experienced for nearly 8 years.

The slowdown seen in the 78727 zip code of our Milwood neighborhood extended to the 78729 section, too, with no green categories and lots of yellow:  too many homes for sale (20% over our YTD avg); inventory jumped to 2.4 months (up 85%); days on market rose; we only sold 5 homes (40% less than our YTD avg) and the sellers got $121.43/sf (nearly 15% LESS than 2017 sellers received).

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March?  A common myth is that you should only sell your home during the spring/summer months, but the above statistic proves that wrong.  Homes that are in great condition, staged properly and priced right sell year-long in our area.  Call/text the Thomas & Kauffman Team at 512-730-1252 or email us at info@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale. 

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October brought a mixed bag for home sales in our Milwood (78727 zip) neighborhood with 10 home sales that got over their list price (100.4%) and sold for $2223.73/sf which was an incredible 14.3% more than 2017 sellers received.  Our biggest issue was and has been for the past 4 months:  too many homes for sale…especially heading into the slower winter season.

The 78729 zip code section of our Milwood neighborhood didn’t fare as well with only one green category:  10 home sales.  Our days on market, activity ratio, lower pending sales and too many homes for sale (just like in 78727) .

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home.

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September home sales in our Milwood neighborhood (78727 zip) slowed some, very much like what we are seeing in the Austin metro area:  13 homes for sale (vs. 7.4/mo YTD avg); days on market went up in all 3 categories; and our activity ratio dropped below our 53% YTD avg.  Our 8 home sellers, however, did get 16.9% more/sf than 2017 sellers received.

The 78729 zip code sections of Milwood fared about the same as the 78727 ones did:  Too many homes for sale; days on market up; and lower activity ratio.  Again, our home sellers got 9.3% more/sf than 2017 sellers received.

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March?  A common myth is that you should sell your home during the spring/summer months, but the above statistic proves that wrong.  Homes that are in great condition, staged properly and priced right sell year-long in our area.  Call/text the Thomas & Kauffman Team 512-730-1252 or email us at info@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.  

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Home sales in our Milwood neighborhood (78727 zip code) slowed some over June.  Compared to this year’s YTD averages: homes for sale were at 13 (+220%); inventory jumped to 2.6 months (+209%); Activity ratio dropped to 43% (-27%); and we only sold 5 homes (-33%).  On a positive note: we had 10 pending sales (+20%); our 5 home sellers got 1.9% OVER asking price and for $238.77/sf (+21.9%) and our days on market improved for all 3 categories.

Similar to our 78727 zip code homes, the 78729 zip code in our Milwood neighborhood showed signs of slowing in July:  13 homes for sale (+57%); inventory went to 1.6 months (+45%); days on market increased and our activity ratio dropped to 38% (-24%).  Like 78727, our home sellers got way over asking price at 10.4% more than 2017 sellers received.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home. 

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June was a slightly cooler month than May in our Milwood neighborhood (78727 zip) with higher actives; lower pendings and lower activity ratio.  Days on market were down and our 9 home sellers got over asking price at a whopping 16.4% higher price/sf than 2017 sellers received.  With half of the year behind us, here is how we look for some categories when compared to 2017:  Positives – our sales are up 10% and avg sold price/sf if up by 5.3%.  Negatives: days on market increased by 17-74% over the 3 categories; pendings down 8% and our rate of appreciation when compared to the previous year is down.

June was a solid home sales month for us in Milwood (78729 zip) with only .50 months of inventory (2nd lowest this year); 9 pending sales; and 15 home sales (highest this year) that sold for an average of 10.7% more than 2017 sellers received.  ith half of the year behind us, here is how we look for some categories when compared to 2017:  Positives – days on market down 36-39%; sales up 21%; and appreciation up 8.3%.  Negatives:  actives up 44%; inventory up 20%; and Activity ratio down 18%.

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Homes in our 78727 zip code of Milwood had another good month in May.  Our trend has been improving numbers as the year has progressed like:  only 3 homes for sale; only .30 months of inventory (our lowest this year); 77% hotness ratio (tied with our highest this year); 10 homes sales (tied with our highest this year); and our home sellers got contracts in only 5 days at 3.6% OVER their asking price and 8.9% higher than 2017 sellers received!

Homes in the 78729 zip code of our Milwood neighborhood had a decent month, but not quite as good as those in 78727:  our 16 pending sales are double our YTD avg; our Activity ratio rose to 62% (our highest this year); and our 6 sellers got contracts in 6 days at a whopping 17.2% MORE/sf than 2017 sellers received!

It’s not too late to get your home on the market to catch our spring/summer peak selling season! See just some of the steps we take to get your home sold quickly and for top dollar: Marketing Plan to Sell Your Home. Contact me today so I can create a free, no-obligation market analysis of your home (called a CMA) to see how much you would net from the sale of your home.

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April was the best month this year in our Milwood neighborhood (78727 zip code) with: low inventory of homes; high Activity Ratio; 12 Pending home sales (have contract but not closed); 9 home sales (44% higher than our YTD avg); sellers received more than their asking price in only 16 days and 4.6% more/sf than 2017 sellers received.  

Overall, April was an improvement for homes in our Milwood neighborhood (78729 zip code): 10 pending sales (59% higher than our YTD avg); and, our 9 home sellers got more than asking price in only 6 days at a whopping 14.6% more/sf than 2017 sellers got!

Are you considering selling your home, but are concerned that you will have difficulty finding a replacement in the Austin area due to our low inventory?  This is a common question we get when asking someone if they want to sell their home and capture the equity.  Our team has 4 different proven methods to handle the changeover for you to reduce any stress associated with the sale of your home & purchase of the next one. Contact us today so we can go over the best option for your situation. Phone: 512-730-1252 or via email: info@AustinTxHomeSales.com.

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Overall an improved month for our Milwood home sales (78727 zip code) with only 3 homes for sale (vs. 4/8/mo last year); our inventory dropped to only .50 months (less than 6 is a seller’s market); our Pendings shot up to 10; and, our Activity Ratio also rose to 77%.  Our only real negatives were the days on market for our 6 sellers and that they only got .40% more/sf than sellers got last year.

The 78729 section of Milwood didn’t fare as well as the 78727 section with 7 homes for sale (vs. 5/mo YTD avg); our inventory increased to 1.8 months ; our Activity Ratio was 50% (vs last year’s 64%); and we only sold 4 homes (vs. 6.75/mo last year).  Our positives are the the 4 home sellers got 8.4% more/sf than our 2017 sellers received and days on market are down.

Would you like to know your home’s approximate value, recent sales in your neighborhood, and your estimated net equity…both today and on a regular basis in the future?  With ePropertyWatchTM, that information (and much more) comes directly to you.  This program is from CoreLogic who provides property AVMs (Automated Valuation Model) for 90% of the home mortgage lenders in the United States…they are the trusted source for accurate home valuations.  ePropertyWatchTM has information on over 100 million homes in the United States and each subscriber can have up to 3 properties on their report list.  So, whether you own a home in the Austin metro area, or anywhere in the U.S. you can use this service to keep tabs on your property value and net equity.

Best of all, it is a FREE service for you to use!  Click here to learn more about this program and to sign up for your free report: ePropertyWatch, or, click here to go directly to the sign-up page:ePropertyWatch-sign up form.  Feel free to forward this link to any friends, family, or coworkers you know…remember, any homeowner in the U.S. can utilize this service!  You have my assurance that I will NOT use any email address to send someone spam email!

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The overall slowdown we’ve seen since the first half of 2017 in our Milwood (78727 zip) neighborhood continued last month with: Inventory jumping to 2.5 months (2017 avg = .80); only 6 Pending sales (vs. 8.7/mo avg in 2017); we only sold 2 homes (2017 avg = 7/mo); and our days on market remain high in 2 categories.

Homes in the 78729 zip code of our Milwood neighborhood fared only slightly better in February with: lower days on market in 2 categories and our 3 home sellers received 24.6% MORE/sf than 2017 sellers received.  However, our inventory jumped to 1.7 months (2017 avg = .90); we only had 5 Pending sales (2017 avg = 9.1); and we only sold 3 homes (2017 avg = 6.75)

If you are considering selling this year, contact me to receive a free, no-obligation market analysis (CMA) of your home. April, May and June are the 3 best months of each year to put a home on the market to sell.

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January was a bit off for us in our Milwood neighborhood (78727 zip) with higher days on market, only 4 pending sales (less than half our 2017 avg) and our 7 sellers got an average of 5.9% less/sf than last year’s sellers got.  Inventory was still low, however. 

Overall, an improved month from what we saw during the middle/latter part of 2017:  Low inventory of homes for sale; 10 homes sold (vs. our 6.75/mo avg in 2017) in only 11 days!  Activity ratio is a bit low and our sellers got a little less/sf than sellers got in 2017, however.  

Would you like to know your home’s approximate value, recent sales in your neighborhood, and your estimated net equity…both today and on a regular basis in the future?  With ePropertyWatchTM, that information (and much more) comes directly to you.  This program is from CoreLogic who provides property AVMs (Automated Valuation Model) for 90% of the home mortgage lenders in the United States…they are the trusted source for accurate home valuations.  ePropertyWatchTM has information on over 100 million homes in the United States and each subscriber can have up to 3 properties on their report list.  So, whether you own a home in the Austin metro area, or anywhere in the U.S. you can use this service to keep tabs on your property value and net equity.

Best of all, it is a FREE service for you to use!  Click here to learn more about this program and to sign up for your free report:ePropertyWatch, or, click here to go directly to the sign-up page:ePropertyWatch-sign up form.  Feel free to forward this link to any friends, family, or coworkers you know…remember, any homeowner in the U.S. can utilize this service!  You have my assurance that I will NOT use any email address to send someone spam email!

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December was better than November in our Milwood neighborhood (78727 zip code), but not by a lot:  we only had 2 homes for sale (out of 2,138) going into the slower winter season; 10 pending home sales which is above our YTD avg of 8.7; and our Activity ratio jumped up to 83%…our 2nd highest this year.  However, we only sold 3 homes (vs. our YTD avg of 7.0) and days on the market continue to be high.

How did we finish 2017?  Below are our averages for each category last year:

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December home sales ended on mostly a high note in our Milwood neighborhood (78729 zip code) with only 2 homes for sale going into the slower winter season; a whopping 12 pending sales (tied for our 2nd highest month this year); our Activity ratio jumped to 86% (our highest since April); and our days on market for both pendings and solds went down.  Our only negatives were just 2 sales (vs. 6.75/mo YTD avg); higher days on market for active listings; and lower sales price/sf.

How did we finish 2017?  Below are our averages for each category last year:

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Home sales in our Milwood neighborhood (78727 zip code) were off in November and looked much like August with: higher days on market; rising inventory to 1.5 months; and only 4 home sales (vs. 7.18/mo YTD avg and 7.25/mo in 2016).

We had a mixed bad of results for home sales in our Milwood neighborhood (78729 zip code).  On the plus side:  we only have 3 homes for sale (vs. our 5.5 YTD avg); our inventory dropped to .60 months (2/3 of our YTD avg); and our Activity ratio jumped to 70%.  On the negative:  our days on market continue to be high; we had 7 pendings (vs. 8.8/mo YTD avg) and we only sold 5 homes (vs. 7.09/mo YTD and 9.67/mo in 2016) and they got 3.6% LESS/sf than 2016 sellers got.

Would you like to know your home’s approximate value, recent sales in your neighborhood, and your estimated net equity…both today and on a regular basis in the future? With ePropertyWatchTM, that information (and much more) comes directly to you. This program is from CoreLogic who provides property AVMs (Automated Valuation Model) for 90% of the home mortgage lenders in the United States…they are the trusted source for accurate home valuations. ePropertyWatchTM has information on over 100 million homes in the United States and each subscriber can have up to 3 properties on their report list. So, whether you own a home in the Austin metro area, or anywhere in the U.S. you can use this service to keep tabs on your property value and net equity.

Best of all, it is a FREE service for you to use! Click here to learn more about this program and to sign up for your free report: ePropertyWatch, or, click here to go directly to the sign-up page: ePropertyWatch-sign up formFeel free to forward this link to any friends, family, or coworkers you knowremember, any homeowner in the U.S. can utilize this service! You have my assurance that I will NOT use any email address to send someone spam email!

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September was a better month for home sellers in the 78727 zip code of our Milwood community:  we had 12 pending sales (vs. 9.1 avg this year and 6.8 avg in 2016); we had 10 sales (our 1st double-digit month since June) and our sellers got $189.45/sf (5.7% more than 2016 sellers got).  We still have too many homes for sale and our days on market continues to be troublesome. 

Home sales in the 78729 zip code of our Milwood neighborhood have experienced some of the slowdown seen across Austin the past several months.  The days on market for homes for sale and pendings are much higher than we saw last year; our Activity Ratio dropped to 44% (vs. 80-90% seen the first part of this year); and our 6 home sellers got only $142.58 (vs. $141.39/sf in 2016).  On the plus side, the sellers got 100% of their asking price in only 12 days. 

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March?  A common myth is that you should sell your home during the spring/summer months, but the above statistic proves that wrong.  Homes that are in great condition, staged properly and priced right sell year-long in our area.  Call/text me at 512-853-0110 or email me at robert@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.  

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August was a poor showing for home sales in the 78727 zip code of our Milwood neighborhood with all yellow categories and no green ones.  We have nearly double the number of homes for sale as we’ve averaged this year; our inventory jumped to 2.0 months (our highest this year); we only sold 4 homes (60% of our YTD avg) and they took twice the number of days to sell as other sellers this year.

This summer hasn’t been good for home sales in the 78729 zip code of our Milwood neighborhood.  Consider:  We still have too many homes for sale (nearly double our YTD avg); they have been on the market for 3 times the number of days as our YTD avg; our inventory is 1.4 months (still very good, but 50% higher than our YTD avg); and our Activity ratio dropped to 38% (vs. our YTD avg of 64%).  Our bright spots was the average sales price for our 7 homes that sold was 8.2% over last year’s average.

Are you considering selling your home next year? I recommend starting your research now into what is needed to get your home ready for the market next spring (when our market activity increases and continues through the summer).  Getting your home in tip-top shape will be especially important if the shift from a seller’s market to a buyer’s market continues next year.  Here is a good website that has a broad range of information for home sellers you might find useful: Tips on Selling Your Home. And, here are links to vendor websites to find contractors:  Angie’s List    Pro Referral   Home Advisor

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Home sales with our 78727 zip code in Milwood was slower in July than June with: 8 homes for sale (double our YTD avg); inventory shot up to 1.1 months (nearly double our .60 YTD avg); and our Activity Ratio dropped to 47% (vs. our 70% YTD avg). Our bright spot was our 7 home sellers who got 1.9% OVER their asking price and at $210.51/sf which is 17.4% more than 2016 sellers got!


July was a slower month than June in our Milwood neighborhood (78729 zip code): We have more than double the number of homes for sale as we’ve averaged; our inventory shot up to 2.8 months (vs. our .80 YTD avg); our Activity Ratio remains below our 68% YTD avg; and we only sold 4 homes (about half our YTD avg).

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “ Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home.
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Homes in the 78727 portion of our Milwood neighborhood fared better than those in 78729: Our 11 pending sales was the 3rd month in a row of double-digits (our YTD avg is 8.7); our 7 home sellers got 2.2% OVER their asking price and they sold for $209.27/sf (16.7% over last year’s home sellers). And, while our 4 homes for sale is up from our 3.2 YTD avg, both it and the days on market are up only slightly.


Home sales in June were mixed for our Milwood (78729 zip code) neighborhood: Our homes for sale shot up to 11 (2.5 times our YTD avg and our 1st double-digit month this year); this pushed our inventory to 1.0 months (double our YTD avg); our Activity Ratio has dropped the past 3 months in a row; and our 11 home sellers got only 1.8% more/sq ft than 2016 home sellers got.

You will notice that I’ve added a new category to replace the “Hotness Ratio”….the “Activity Ratio”. The AR is similar to the HR in that it is a future indicator of the direction our market is heading by comparing how many homes went under contract (ie-Pending) compared to the number of homes for sale. The HR compared Pendings to For Sale, while the ARA compares Pendings to (For Sale + Pendings). A slight difference, but the AR has a maximum cap of 100% while the HR had a max cap of 1,000%. I feel that most people understand the 0 -100 range better since more metrics we see frequently (like grades in school, etc) are based on the 0-100 range. There is no hard and fast rule about what makes a good AR number, but, generally, 25%+ represents a strong market. For instance, if 2 homes are Pending and there are 6 homes for sale, the AR is 25% [2 / (6+2) = 25%]. An AR of 50% would represent a very hot market since the For Sale and Pendings would be the same [ie-6 / (6+6) = 50%].
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May home sales in the 78727 zip code section of our Milwood neighborhood had another great month, very similar to April’s numbers: Only 1 yellow (4 homes for sale vs. our 3/mo YTD average…very minor deviation) and all of the rest were green categories! The nice thing is that our pending home sales numbers have increased 4 months in a row; our Hotness ratio jumped to 300%; and our 9 home sellers got 2.7% OVER their asking price in only 3 days at $198.04/sf (10.5% over last year’s average)!


There was a slight slowdown in May for home sales in the 78729 section of our Milwood neighborhood, but only when comparing to our phenomenal month in April with all green categories. We still had a good, solid month and we blew the doors off with 12 home sales! That is our first double-digit month this year and is 62% over our monthly average!
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Homes in the 78727 section of our Milwood neighborhood fared nearly as well as those in 78729: We only had 1 yellow category; our days on market were all better than average; we had 10 Pendings (our best month since last June) who went under contract in only 5 days; and got 10% more/sf than home sellers did in 2016!


Homes in the 78729 zip code of our Milwood neighborhood had a fantastic month with no yellow categories! We only had 2 homes for sale (out of 2,515 in our neighborhood); very low .30 months of inventory; an incredible 900% Hotness ratio; days on market fell in ALL 3 categories; we had 18 Pending sales (ie-have contract but not closed) which has happened only twice in the past 2 years; and our 7 home sellers got offers in only 4 days for 3.7% more/sf than 2016 sellers got. What a month!
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Home sales in our Milwood (78727 zip) fared much better than our 78729 did: our days on market fell for all 3 categories; our inventory remains low at only .40 months; our Hotness ratio was high at 233% (we are running 62% higher this year than 2016); our 7 home sellers got 1.3% MORE than their asking price and got $205.93/sf (14.9% more than 2016 home sellers).


We had 9 homes sell in our Milwood neighborhood (78729 zip) last month (our highest this year); our days on market fell for 2 of the 3 categories; and our inventory remains low at only .70 months (less than 6 is a Seller’s Market). However, we have too many homes for sale; too few Pending sales; and our 9 home sellers got 3.9% less than home sellers got last year.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “ Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home.
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Homes for sale in our Milwood (78727 zip) remain very low with only 2 homes (out of 2,138 homes); our Hotness ratio of 250% is over our 195% of 2016; and our days on market of homes for sale and pending are very low. On the down side: we only had 2 home sales (vs. 7.25/mo in 2016) which took 27 days to get offers and sold for 97% of their asking price and less/sf than sellers got in 2016.


February home sales in our Milwood (78729 zip) neighborhood fell off some from January: We only had 2 home sales (vs. 9.7/mo in 2016); the sellers got just slightly over last year’s prices and took 49 days to get offers. On the plus side: we only have 1 home for sale (out of 2,515); our inventory of .50 homes is lower than in 2016; and our Hotness ratio shot up to 900% (vs. 160% in 2016).

If you are considering selling this year, contact me to receive a free, no-obligation market analysis (CMA) of your home. April, May and June are the 3 best months of each year to put a home on the market to sell.
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We had incredible activity in January (one of our traditionally slowest months) in our Milwood (78727) neighborhood with: Only 1 home for sale (down 71% from 2016) out of 2,138 homes; only .10 months of inventory (down 89%); 700% Hotness ratio (up 259%); 7 Pending sales; and, 13 home sales (up 79%). Our biggest negatives were the ADOM which should come down as we near spring.


Front-end activity (ie-leading up to a sale) increased quite a bit in our Milwood (78729) neighborhood when compared to Dec/2016: Only 3 homes for sale (down 62% from 2016); .40 months of inventory (down 46%); Hotness ratio of 400% (up 150%); and a for sale ADOM of 18 (down 51%). Our 7 home sales were 28% less than 2016, however, with lower prices, too.

Contact me today to set up your free, no-obligation Market Snapshot. This will provide you with timely reports about home sales activity in your neighborhood…with data straight from our Austin MLS.
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We ended 2016 on a high note: Only 2 homes for sale; which held our inventory to .30 months for the 2nd month in a row; our 4 Pending sales got offers in only 5 days; and our 8 home sellers got 18.2% more than 2015 sellers got.

Here is how we fared in 2016 with homes in the 78727 zip code of our Milwood neighborhood:

Generally, our numbers looked better than the 78729 zip code with: Only 3.5 months of inventory (41% less than our YTD avg); Hotness ratio was 20% higher; and our average sold price was 15% more than we saw in 2015. On the downside, the number of pending sales was down 30% and our sales were down 10%.


We ended 2016 with improvement in December overall compared to the last few months with: only 2 homes for sale going into our slower winter months; which reduced our inventory to .30 months (our lowest month of the year; our Hotness ratio shot up to 450% (triple our YTD avg); and our 8 home sellers got 10% higher prices than 2015 sellers got.

Here is how 78729 zip code did for all of last year in our Milwood neighborhood:

As you can see, we had slowing activity overall with: more homes for sale each month; they were on the market an average of 59% longer; and, we sold 16 fewer homes (down 12%). Our one bright spot was our home prices which increased an average of 8% over 2015 home prices.
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Activity in the 78727 zip code of Milwood fared better last month than the 78729 zip code with many more green categories: Only 2 homes for sale which dropped our inventory to the 2nd lowest of this year; our Hotness shot up to 350% (our 3rd highest); our 6 home sellers got OVER their asking prices and sold for an average of $189.32/sf which was nearly 20% over last year’s sellers! Our only negatives were days on market trending higher.


We had some bright spots for home sales in our Milwood neighborhood (78729 zip code) with only 6 homes for sale (below our YTD average which is important going into the traditionally slower winter months); our Hotness ratio rebounded to 183% vs. last month’s 73%; and our 5 home sellers got $148.72/sf which was 13.6% more than sellers got in 2015. Days on market continue to be a problem the last half of this year as does our 5 home sales which was nearly half our YTD average.

Did you know that–according to the National Association of Realtors–92% of home buyers start their search online; 76% drove by the home to look at it; and 44% bought the home they found? Obviously, having your home well represented requires not only having it in the Austin MLS, but also in the hundreds of home websites that are available to home buyers. Keller Williams has a proprietary listing system the sends our client’s homes to over 900 of the most popular websites to give the home the best chance of getting an offer quickly. Here is a link to my home marketing plan so you can see just what I will do to get it sold if you hire me: Marketing Plan to Sell Your Home. This is a good time of year to make decisions if you are thinking of selling next spring when our market begins to heat up each year.
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Homes in the 78727 zip code of our Milwood neighborhood face similar issues as those in 78729: Too many homes for sale; higher inventory; lower Hotness ratio; too many days on market (ADOM); and lower home sales.


Homes for sale in our Milwood neighborhood continue to be high, especially heading into the slower fall/winter months. In addition, our inventory of 1.8 months is the highest of this year; our Hotness ratio was nearly half our YTD average in October; our days on market (ADOM) continues to increase; and we only sold 6 homes…our lowest this year and 40% off our YTD average. Our bright spot is the prices our 6 home sellers got: $159.40/sf, or 21% over last year’s prices! If you need to sell this year, make sure your home is in great condition and price it below the average of your competing homes.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend my Market Snapshot program. This FREE service pulls data from our MLS (Multiple Listing Service) on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Here is a link to a sample report so you can see what information is provided: Market Snapshot – Sample report. Let me know if you–or someone you know–wants me to create a Market Snapshot for their home. I frequently hear that home sellers and buyers simply utilize a feature on the Zillow website called a Zestimate to determine a home’s value. This is not recommended in Texas because Texas is one of the few “non-disclosure” states, meaning that home sales are not reported to the local appraisal district like they are in other states. While other states get fresh data to feed their county appraisals, in Texas, Zillow is relegated to using mathematical algorithms to “guesstimate” a home’s value which is why they are seldom accurate, either. So, in other states, Zestimates are much more accurate than here in Texas. The CMA program I use has a page included which pulls in Zestimates for the property and it is not unusual to see Zestimate values off by 10-15%…worthless to use for any serious market valuation.
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The sales figures for the 78727 zip code area of our Milwood neighborhood were remarkably similar to 78729 (below) in September: Too many listings; higher days on the market; inventory up; and our Hotness ratio down (1/3 our YTD avg). Our 6 sellers got over asking price with an average sales price/sf ($179.75) that was 13.8% over 2015 home sellers.


The number of listings in our Milwood (78729 zip) neighborhood has remained high for the last 5 months which has increased the number of days on the market for all 3 categories. It has also pushed our months of inventory (the number of months it would take to sell all homes at the current sales pace) up some to 1.10 months–which is still way below a buyers market figure of 6+ months. Our Hotness ratio has been about half our YTD average for the past 2 months. On a positive note, our 11 home sellers got over asking price an sold for $153.66/sf which was an incredible 17.4% more than last years sellers received.

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March? A common myth is that you have to sell your home during the spring/summer months, but the above statistic proves that wrong. Homes that are in great condition, staged properly, and priced right sell year-long in our area. Call/text me at 512-853-0110 or email me at robert@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.
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Home sales in our Milwood neighborhood bounced back in August with 11 sales (+40% from our YTD avg) and they got 2.1% over asking price in only 6 days averaging $185.62/sf (+17.5% over 2015); our inventory also dropped back to only .50 months (from 1.2 in July). Our negatives were: 6 homes for sale (vs. our 3.3/mo avg) which have been on the market for 34 days; our Hotness ratio plunged to 117% (vs. our 242% avg) and our Pending sales have been on the market for 20 days (nearly twice our avg).


Home sales continue strong in our Milwood neighborhood with 12 sold in August at $144.02/sf (+10% over 2015 sellers). However, our front-end activity has slowed for another month with: 15 homes for sale (nearly double our YTD avg); they have been on the market for 33 days; risen our inventory to 1.3 months (tied for our highest this year); caused our Hotness ratio to drop to 80% (vs. our 179% avg); and our 12 Pending sales have been on the market over twice as long at 28 days vs our avg of 13.

Have you decided not to sell this year, but you might want to next year? I recommend starting your research into what is needed to get your home ready for the market next spring (when our market activity increases and continues through the summer). Here is a good website that has a broad range of information for home sellers you might find useful: Selling Your Home.

Also, future home sellers will want to see what homes are selling for in both their neighborhood and any neighborhoods where they might purchase their replacement home. For home sales statistics (straight from the source of all data…the Austin MLS), I recommend Market Snapshot, a free, no-obligation service I offer. Here is a more information: Market Snapshot. To find information about homes for sale anywhere in the Austin metro area, I recommend downloading this Keller Williams application to your cell phone which allows you to find home listing details while driving around, or by doing a manual map search: KW Home Search App. This, too, is a free application. Call or text me at 512-853-0110 or by email robert@AustinTxHomeSales.com to receive either or both of these great applications.
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Not one of the better months this year in our Milwood neighborhood: we have 7 homes for sale which is over twice our YTD monthly avg; this pushed up our inventory to 1.2 months (double our YTD avg); and dropped our Hotness ratio to 129% (less than half our YTD avg). Our 6 home sales were slightly below our yearly average, but they did get $187.10/sf which was 18.5% more than 2015 sellers got and they received offers in only 3 days! If you need to sell this year, make sure your home is in great condition and priced aggressively.


Except for having too many homes for sale in our Milwood neighborhood, we had a pretty good month: our 18 Pendings are the highest this year (& nearly 50% more than 2015’s avg); we had 13 home sales; sellers got over their asking price in only 9 days and sold for $147.90/sf (13% over last year’s sellers)! Our Hotness ratio would have been higher with fewer homes for sale.

It is NOT too late to sell your home this year! In spite of our traditional strong spring/early summer selling season, we still typically sell over 50% of our homes during the last 6 months of the year. I can provide you with a CMA (comparative market analysis) to show you how much your home is worth…just call/text me at 512-853-0110, or email me at robert@AustinTxHomeSales.com. If needed, I can also help you get your home ready for the market, including staging your home.